HomeMy WebLinkAboutARB200800035 Staff Report 2008-04-25ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #: Name
ARB- 2008 -35: Innovation Drive/Entrance Improvements
Review Type
Review of a Preliminary Site Development Plan
Parcel Identification
Tax Map 32, Parcel 6A
Location
Located on the north side of Airport Road (Route 649) at the intersection of
Innovation Drive, approximately 1,400 feet northwest of Seminole Trail
(Route 29 North).
Zoned
Planned Development Industrial Park (PD -IP) and Entrance Corridor (EC)
Owner
University of Virginia Foundation
Applicant
Anhold Associates (David Anhold)
Magisterial District
Rio
Proposal
To construct a stone veneer retaining wall and to install planting at the
entrance to Innovation Drive from Airport Road.
ARB Meeting Date
May 5, 2008
Staff Contact
Brent Nelson
SITE/PROJECT HISTORY
The Architectural Review Board has not reviewed any previous proposals for this entrance to the North Fork
Research Park. In 2000, the Architectural Review Board reviewed and approved proposed entrance
improvements, at the intersection of Lewis and Clark Drive and Route 29N, for the North Fork Research Park
(ARB 2000 -29). The approval included proposed landscaping, a site /retaining wall and ground- mounted up-
lighting. In February of 2008, ARB staff provided comments on a conceptual site plan to rezone a 31 acre
parcel (TMP 31 -18, RA to PDIP) adjoining the west side of the proposal under review. That rezoning is under
review. The Hollymead Fire Rescue Station (ARB 06 -94) was reviewed by the Architectural Review Board
and approved in February of 2007. The fire station is located 900' north of the proposal under review.
CONTEXT/VISIBILITY
The proposed entrance improvements are to be located along the north side of Airport Road at the intersection
with Innovation Drive, approximately 1,400' northwest of the intersection with Route 29N. Improvements are
proposed on both sides of Innovation Drive where it intersects with Airport Road. These improvements will be
clearly visible from the EC. The recently completed Hollymead Fire Rescue Station (ARB 06 -94) is located
900' north of the proposed improvements, on the northwest side of Innovation Drive. Development along the
Airport Road Entrance Corridor consists of a wide variety of styles from the traditional Hollymead Fire Station
and the 2 -story office building at the entrance to Deerwood subdivision, to the contemporary Airport Office
Center (intersection of Dickerson and Airport Roads, south corner), to the ultra -modern
Charlottesville /Albemarle Airport terminal.
ARB 5/5/2008 Innovation Drive Entrance, Preliminary - Page -1
PROJECT DETAILS/VISIBILITY
The applicant is proposing to construct an L- shaped, concrete retaining wall (140' x 42') with a stone veneer in
the northwest corner of the intersection of Innovation Drive and Airport Road. The proposed wall will be 5'
maximum in height and located 50' northeast of the Airport Road right -of -way. Notes provided on the drawing
indicate that the wall is to match the existing wall at the Route 29N entrance to the North Fork Research Park.
Fourteen Tulip Poplar trees are proposed in the planting area created by the wall. The trees are to be planted in
2 parallel rows, 7 trees each, in a bosque -like design. Fifty -three Virginia Red Cedar trees are proposed in an
L- shaped configuration along the north (rear) and west (side) edges of the Tulip Poplar planting bed. Four
ground- mounted up- lights, 40' on center, are proposed between the 2 rows of Tulip Poplar trees. The applicant
is proposing to regrade this area so that the proposed planting and ground lighting will be 8' to 10' above the
intersection of Airport Road and Innovation Drive.
The applicant is also proposing a rectangular- shaped (25' x 50') planting bed in the northeast corner of the
intersection of Innovation Drive and Airport Road. The planting area would be located 50' northeast of the
Airport Road right -of -way. It is to be planted with 15 Black Gum trees, arranged in 3 parallel rows (5 trees
each), with Large Leaf Periwinkle planted underneath.
ANALYSIS based on site plan drawings submitted:
• Sheet S -1 "Cover Sheet" date 3/17/08
• Sheet S -2 "Site Plan" date 3/17/08
• Sheet S -3 "Site Details" date 3/17/08
• Sheet L -1 "Landscape Plan" date 3/17/08
Issue: Drafting Errors /Conflicting Information
Comments:
• A color rendered site plan titled "Innovation Drive Entrance Improvements, Preliminary Design
Plan ", dated September 8, 2007 was included with this submission. This drawing shows the location
of future plantings and a free standing sign that are not shown on site plan Sheets S -1, S -2, S -3 and L-
1, dated March 17, 2008. Review of this proposal will only be based upon the proposed improvements
as shown on Sheets S -1, S -2, S -3 and L -1, dated March 17, 2008. Approval of future improvements
will require a separate review by the ARB.
• The drawings included with this submission are titled UVA Research Park at North Fork, Innovation
Drive Entrance Improvements; however, Sheet S -2 Site Plan and Sheet L -1 Landscape Plan have the
entry road labeled as Lewis and Clark Drive.
• Sheet S -3 Site Details contains a retaining wall detail with a handrail shown on top on the wall, along
with the corresponding note "Railing As Required ". The use of a handrail is not mentioned elsewhere
in the proposal and is not required by code for a wall in this application.
• Sheet S -2 Site Plan and Site Details incorrectly identifies the detail for the in- ground, landscape
accent lights as Detail 04 on Sheet S -3. The correct detail is Detail 03.
Recommendations:
• Revise Sheet S -2 Site Plan and Sheet L -1 Landscape Plan by labeling the entry road as Innovation
Drive.
• Revise Sheet S -3 Site Details by removing the handrail from the retaining wall detail.
• Revise the labeling on Sheet S -2 to correctly indentify the detail for the in- ground, landscape accent
lights as Detail 04.
Issue: Proposed Black Gum trees /Spacing
ARB 5/5/2008 Innovation Drive Entrance, Preliminary - Page -2
Comments: Sheet L -1 Landscape Plan shows a rectangular shape (25' x 50') planting bed in the northeast
corner of the intersection of Innovation Drive and Airport Road. The 15 Black Gum trees proposed in this
planting bed are shown at a spacing of 10' on center. The Black Gum is a large deciduous tree that can reach
heights of 70' with a corresponding width of 30' to 40'. Planting the trees so close together would likely place
significant stress on the root systems, particularly during periods of drought. Planting these trees at a 20'
spacing would continue to provide the bosque -like design while placing significantly less stress on the root
system.
Recommendations: Revise Sheet L -1 Landscape Plan to show the proposed Black Gum trees at a spacing of
20' on center.
Issue: Proposed Ground - mounted Lighting
Comments: Sheets S -2 Site Plan and L -1 Landscape Plan show four ground- mounted lights, 40' on center,
directly behind (north of) the row of Tulip Poplar trees closest to the Airport Road EC. The light fixtures are
proposed approximately 3'-4' from the base of the tree. Ground - mounted lighting, in a similar arrangement, is
located at the entrance from Route 29N into the research park. At that location, there are 6 lights, spaced 36'
on center, at a distance of 3' -4' from the tree trunk. Sheet S -3 Site Details contains a detail of the fixture
proposed for the Innovation Drive entrance. The proposed lighting is identified as a KIM LTV750 /70PMH120
fixture. The proposed 70 watt metal halide bulb exceeds the 3,000 lumens threshold for full cutoff
requirements. Other details of the fixture, including optics, lenses, and shielding were not included in this
submission. The ARB has typically approved lighting for parking lots, around buildings for safety /security
purposes, and for signage. The Board has consistently tried to avoid the over - illumination of buildings, sites
and development. It is possible to achieve decorative illumination of sites that is not over - illumination and not
inappropriate for the EC. Lighting the landscape area at the entrance to the research park could help to give it a
more established visual presence on the EC. This would be particularly relevant given that proposed buildings
and parking lots within the research park will have very limited visibility from the Airport Road EC. The
Albemarle County Entrance Corridor Guidelines for Decorative Outdoor Lighting were developed in response
to the review /approval of similar ground- mounted lighting for the Route 29N entrance to the North Fork
Research Park (ARB- F(SIGN)- 2000 -29, August 7, 2000). These guidelines are included as Attachment A.
Without information concerning the proposed hours of use, use of seasonal lighting colors, lighting optics, and
shielding options, it is not possible to determine if these guidelines have been met.
Recommendations: Provide a luminaire schedule indicating all lighting options chosen including optics, lenses,
shielding, and the number of lumens emitted. Revise the site plan, as needed, to demonstrate that the decorative
lighting proposal meets the established Entrance Corridor Guidelines. All lighting information, including
additional notes and lighting cutsheets, is to be included in the site plan drawing documents. Add notes to the
site plan to address Decorative Lighting Guidelines b, c, d, and g list below.
Guidelines for the Use of Decorative Landscape Lighting
All outdoor light fixtures used for decorative effect:
a. Shall be compatible with the character of the EC in terms of design, use, size, color and brightness.
b. Shall impact only the immediate site. The effect of the illumination should not be discernible from
distances along the EC.
c. Shall be extinguished between the hours of 11 PM and dawn.
d. Shall be cutoff luminaires aimed so as not to project their output beyond the objects intended to be
illuminated; or non - cutoff luminaires equipped with shielding to meet the following criteria: "Light
distribution from all lighting installations shall be cut -off at all angles beyond those required to restrict
direct illumination to within the perimeter of the landscape feature being illuminated."
e. Shall never exceed 3000 lumens.
f. Shall achieve an incandescent effect.
ARB 5/5/2008 Innovation Drive Entrance, Preliminary - Page -3
g. Shall not be modified to reflect seasonal colors.
h. Shall be of a number that is compatible with the scale of the object and the development to be
illuminated, such that the light emitted will not over - illuminate or overpower the site.
i. Glare control for light fixtures used for decorative effect shall be achieved primarily through the use of
cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming
angle, fixture placement, etc.
Issue: Signage
Comments: A signage proposal was not included with this submission. The applicant has indicated that a
separate submission for signage will be made in the future. Designs for all signs will need to meet ARB sign
guidelines, with locations free of utility conflicts.
Recommendations: None.
Issue: Tree Protection/Grading
Comments: Sheets S -2 Site Plan and L -1 Landscape Plan show tree protection around existing trees located
east of the proposed entrance. Proposed grading is shown inside of the drip line as represented on the drawing.
A note on the drawing states "Tree Protection Fencing, See Detail on E &S Plan. Tree protection should be
located at the drip line in order to provide needed protection of the root system. A copy of the E &S (erosion
control plan) was not included with this submission.
Recommendations: Revise Sheets S -2 Site Plan and L -1 Landscape Plan by removing all grading proposed
within the drip line of existing trees that are to remain. Revise both sheets to show all proposed tree protection
at the drip line of the tree. Include the Erosion Control Plan, with a detail of the proposed tree protection, in the
next submission.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The proposed planting and site design.
2. The use of decorative landscape lighting as currently proposed.
Staff offers the following comments on the preliminary site plan:
1. Revise Sheet S -2 Site Plan and Sheet L -1 Landscape Plan by labeling the entry road as Innovation Drive.
2. Revise Sheet S -3 Site Details by removing the handrail from the retaining wall detail.
3. Revise the labeling on Sheet S -2 to correctly indentify the detail for the in- ground, landscape accent lights
as Detail 04.
4. Revise Sheet L -1 Landscape Plan to show the proposed Black Gum trees at a spacing of 20' on center.
5. Provide a luminaire schedule indicating all lighting options chosen and the number of lumens emitted by
all proposed fixtures. Revise the site plan, as needed, to demonstrate that the decorative lighting proposal
meets the established Entrance Corridor Guidelines. All lighting information, including additional notes
and lighting cutsheets, is to be included in the site plan drawing documents. Add notes to the site plan to
address Decorative Lighting Guidelines b, c, d, and g list below.
Guidelines for the Use of Decorative Landscape Lighting
All outdoor light fixtures used for decorative effect:
a. Shall be compatible with the character of the EC in terms of design, use, size, color and brightness.
b. Impact only the immediate site. The effect of the illumination should not be discernible from distances
along the EC.
ARB 5/5/2008 Innovation Drive Entrance, Preliminary - Page -4
c. Shall be extinguished between the hours of 11 PM and dawn.
d. Shall be cutoff luminaires aimed so as not to project their output beyond the objects intended to be
illuminated; or non - cutoff luminaires equipped with shielding to meet the following criteria: "Light
distribution from all lighting installations shall be cut -off at all angles beyond those required to restrict
direct illumination to within the perimeter of the landscape feature being illuminated."
e. Shall never exceed 3000 lumens.
f. Shall achieve an incandescent effect.
g. Shall not be modified to reflect seasonal colors.
h. Shall be of a number that is compatible with the scale of the object and the development to be
illuminated, such that the light emitted will not over - illuminate or overpower the site.
i. Glare control for light fixtures used for decorative effect shall be achieved primarily through the use of
cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming
angle, fixture placement, etc.
6. Revise Sheets S -2 Site Plan and L -1 Landscape Plan by removing all grading proposed within the drip
line of existing trees that are to remain. Revise both sheets to show all proposed tree protection at the drip
line of the tree. Include the Erosion Control Plan, with a detail of the proposed tree protection, in the next
submission.
ARB 5/5/2008 Innovation Drive Entrance, Preliminary - Page -5
Guidelines for the Use of Decorative Landscape Li Mtinjz
(Adopted by the ARB on October 12, 2000)
If other site lighting is visible from the Entrance Corridor, lighting used for decorative purposes will generally
not be approved. However, the ARB will review each proposal to determine impact and appropriateness for the
Entrance Corridor.
1.) Exterior light used for decorative effect shall:
a.) be compatible with the character of the Entrance Corridor. Compatibility of exterior lighting and
lighting fixtures is assessed in terms of design, use, size, scale, color, and brightness.
b.) impact only the immediate site. The effect of the illumination should not be discernible from
distances along the Entrance Corridor.
2.) Where used for decorative effect, outdoor light fixtures shall:
a.) be equipped with automatic timing devices and shall be extinguished between the hours of 11:00
p.m. and dawn.
b.) be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the
use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting
height, wattage, aiming angle, fixture placement, etc.
c.) be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be
illuminated; or non - cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other
similar shielding accessories as required to meet the following criteria: Light distribution from all
lighting installations shall be cut -off at all angles beyond those required to restrict direct
illumination to within the perimeter of the landscape feature being illuminated.
d.) never exceed 3,000 lumens. Further restrictions on lumens may be imposed by the ARB.
e.) not be modified to reflect seasonal colors.
f.) be of a number that is compatible with the scale of the object and the development to be
illuminated, such that the light emitted will not over - illuminate or overpower the site, as
determined by the ARB.
Attachment A - Page -1